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application. C. For those applications which are not being processed concurrently with site plan or subdivision approval, the Community Development Division shall have ten (10) working days following receipt of a completed application within which to make a deter- mination on whether a permit shall be issued as requested. If the permit is not issued, the Environmental Planner shall state in writing the reasons for denial and advise applicant of any appeal remedies available. If no action has been taken on the applica- tion within the stated time, the application shall be deemed to have been approved and the applicant shall be entitled to issuance of the permit in accordance with the application. For good cause, the Environmental Planner may request an extension of an addi- tional ten (10) working days in which to make a determination, provided the extension is requested prior to expiration of the initial ten (10) day period. D. Any permit issued hereunder shall remain valid for a term of six (6) months and may be renewable for a second six (6) month period upon request to the havironmental Planner. The Environmental Planner may require reapplication and full review in those renewal cases where site conditions have changed substantially from the date of issuance of the initial permit as a result of natural growth of trees and vegetation, or high winds, hurricane, tornado, flooding, fire, or other act of God. If a permit required by this ordinance has been issued concurrently with site plan or subdivision approval, then such permit shall run concurrently with the site plan or subdivision approval and shall be renewed together therewith. SECTION 12 DETERMINATION OF PROTECTED AREA The Environmental Planner shall review each application, and may inspect each site, for the purpose of making a determina- tion as to the appropriate protected area to be designated for those protected trees on a given site. The protected area shall be established based upon consideration of the species, age, size, condition of the tree, or soil condition, topography, means of -16-